PWA question for retaining wall butting up to party fence

[JayBo1979]

Hi there. I am planning to build a rear single storey extension under PD.


Part of the work will involve replacing an existing retaining wall with something slimmer and then tieing this new RW into the side of the extension


The RW will be wholly on our land butting up to our party fence boundary with next door, where the ground m is higher. This consists of a blockwork wall at the bottom and then a fence on top (line of junction). See photo.


I am hoping this can be done without a PWA as the neighbours have made our lives hell over other planned works. Can anyone confirm?


The foundations will be stepped and on that side only 300mm so I know that’s fine. As the RW will abutt the blockwork wall but not be on the line of junction (where the fence is) will this be ok?

We will not be cutting into or altering the party fence wall- just building a new RW up against it

Any advice would be appreciated


Thanks



J

 

[Murdochcat]

Are you 100% sure you don’t need a PWA ?

 

[JayBo1979]

Not sure, just hoping that as I’m not actually altering or working on the party fence that I won’t need one!!

 

[^woody^]

The PWA is for new work, not repairs or renewals.

However, you say the wall is a replacement, but foundations are new, and you mention RW, block wall, party fence wall, and the extension wall so it's all just confusing what is going on.

There are no photos

 

[JayBo1979]

There is a block party fence with a fence on top (making line of junction). Separating our back garden. Then built up against this wall is a RW, which I want to replace, with something slimmer, taking it closer to the party fence. The outer side wall of the extension will then be partly tied into this RW. The footings are for the RW and extension, entirely on my side and stepped so only 300mm at that side.

 

[JayBo1979]

And this

 

[noseall]

And this

How do you propose supporting their wall (prevent it from falling into your foundation trench) whilst the excavations are being dug?

 

[JayBo1979]

When we replaced the wooden sleepers with the current RW the ground stood firm and there was no issue. The structural einigeee has suggested some sort of support system using timber stays to hold the weight back but I don’t think they will be needed

 

[noseall]

but I don’t think they will be needed

Fingers crossed, there are no windy days, eh.

 

[Notch7]

Hi there. I am planning to build a rear single storey extension under PD.


Part of the work will involve replacing an existing retaining wall with something slimmer and then tieing this new RW into the side of the extension


The RW will be wholly on our land butting up to our party fence boundary with next door, where the ground m is higher. This consists of a blockwork wall at the bottom and then a fence on top (line of junction). See photo.


I am hoping this can be done without a PWA as the neighbours have made our lives hell over other planned works. Can anyone confirm?


The foundations will be stepped and on that side only 300mm so I know that’s fine. As the RW will abutt the blockwork wall but not be on the line of junction (where the fence is) will this be ok?

We will not be cutting into or altering the party fence wall- just building a new RW up against it

Any advice would be appreciated


Thanks



J

I get confused with PWA details, so anybody who knows this stuff can point out if Im talking hogwash, however my understanding is that

A) any work within 3 metres of the neighbours property involving foundations that are deeper, require a party wall notice

B) if you build at least 50mm from the boundary and A) doesnt apply then you dont need a party wall notice or agreement


be aware that if you do submit a party wall notice and they dont respond within the time, then that is considered a dispute and you both need party wall surveyor's, both paid by you ker-ching

 

[JayBo1979]

The left (higher and bulkier) part of the RW is not going to be touched- this is the part holding back most earth. From there it slopes down to around 2m from the back of the property where it is at ground level. We already changed the entire length of the RW (without PWA) a year or so ago and there were no issues.

Like I say the structural engineer has something in place to support it if needed as it’s being constructed, the question is as more about whether a PWA is needed or not?

Thanks

 

[JayBo1979]

The bit with the red arrow is being replaced and taken back closer to the wall and then tied in to side wall of extension

 

[JayBo1979]

The PWA is for new work, not repairs or renewals.

However, you say the wall is a replacement, but foundations are new, and you mention RW, block wall, party fence wall, and the extension wall so it's all just confusing what is going on.

There are no photos

Woody, now I have provided a bit more info what are your thoughts?

 

[JayBo1979]

Unclear advice wherever i look so probably be best to service a notice and hope the neighbours play ball,….

 

[^woody^]

From the section drawing the PWA would not apply. And you can't serve a PW notice if the PWA does not apply in the first place., but be aware of the significant potential costs if you do and the various parties go through the motions anyway.

Your retaining wall design seems over designed and unnecessarily high - looks like it's retaining the retaining wall, not just the ground.

Strictly, you should not be touching the neighbours retaining wall with your backfilling if the wall belongs to the neighbour. I also wonder if this new retaining wall would in fact be deemed an engineering operation, and therefore not PD.

Be sure that your engineer and your architect are actually working together on the design and not separately